HomeMy WebLinkAboutPD-132-91THE CORPORATION OF THE TOWN OF NEWCASTLE
DN: DEV91019.GPA
P U B L I C M E E T I N G
D09 OPA 91 -024
Meeting:
General Purpose and Administration Committee File# D14 -DEV91 -019
Monday, June 17, 1991 Res. #
Date:
PD- 132 -91 OPA 91 -024/N & DEV 91 -019 (X -REF EMWW8180_4 _6
Report #: File #:
Subject: OFFICIAL PLAN AMENDMENT AND REZONING APPLICATION -
MARTIN ROAD HOLDINGS
PART LOT 15 & 16, CONCESSION 1, FORMER TOWN OF BOWMANVILLE
FILE: DEV 91 -019 & OPA 91 -024/N (X -REF 18T- 88046)
Recommendations:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD- 132 -91 be received;
2. THAT application to amend the Town of Newcastle Comprehensive
Zoning By -law 84 -63, as amended, submitted by Design Plan Services
Inc. on behalf of Martin Road Holdings Ltd. be referred back to
Staff for further processing; and
3. THAT the interested parties listed in this report and .any
delegation be advised of Council's decision.
1. APPLICATION DETAILS
1.1 Applicant: Martin Road Holdings Ltd.
1.2 Agent: Design Plan Services Inc.
1.3 Official Plan Amendment:
to permit 5500 m2 of retail commercial floor space, an
additional 160 apartment units and 135 townhouse units. As
a result of the Official Plan Amendment; thirty -two (32)
single family units and eighteen (18) semi - detached units will
be eliminated, resulting in a net unit increase of two hundred
and forty five (245) units.
1.4 Rezoning Application:
from "Urban Residential Type One - Holding ((H)R1)11, "Urban
Residential Type One Exception - Holding ((H)R1 -20), "Urban
Residential Type Two - Holding ((H)R2) ", Neighbourhood
Commercial - Holding ((H)C2) ", "Agricultural (A)" and
"Environmental Protection (EP) to an appropriate zone to
permit the proposed revisions.
1.5 Land Area: several irregular land parcels (see Attachment #1).
>;�1 ...2
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CORPORATION OF THE TOWN OF NEWCASTLE
.GPA
REPORT
P U B L I C M E E T I N G
1V1___..1. ueneral Purpose and Administration Committee
Date: Monday, June 17, 1991
File
Res. #
By-Law
Report #: PD- 1 -3 9 - 9 1 File #: OPA 91 -024/N & DEV 91 -019 (X -REF 18T-88046)
Subject:
OFFICIAL PLAN AMENDMENT AND REZONING APPLICATION -
MARTIN ROAD HOLDINGS
PART LOT 15 & 16, CONCESSION 1, FORMER TOWN OF BOWMANVILLE
FILE: DEV 91 -019 & OPA 91 -024/N (X -REF 18T- 88046)
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD- 132 -91 be received;
2. THAT application to amend the Town of Newcastle Comprehensive
Zoning By -law 84 -63, as amended, submitted by Design Plan Services
Inc. on behalf of Martin Road Holdings Ltd. be referred back to
Staff for further processing; and
3. THAT the interested parties listed in this report and any
delegation be advised of Council's decision.
1. APPLICATION DETAILS
1.1 Applicant:
Martin Road Holdings Ltd.
1.2 Agent:
Design Plan Services Inc.
1.3 Official Plan
Amendment:
to permit 5500 m2 of retail commercial floor space,
an additional 160 apartment units and 135 townhouse
units.
1.4 Rezoning Application:
from "Urban Residential Type One - Holding ( (H) R1)
"Urban Residential Type One Exception - Holding
((H)R1 -20), "Urban Residential Type Two - Holding
((H)R2) ", Neighbourhood Commercial - Holding
((H)C2)11, "Agricultural (A)" and "Environmental
Protection (EP) to an appropriate zone to permit the
proposed revisions.
1.5 Land Area:
several irregular land parcels (see Attachment #1) .
�0 1 ...2
PAPER CcYC't
T1115 G PR 'DI DCD RECYCLED PAPER
REPORT NO.: PD- 132 -91 PAGE 2
2. LOCATION
2.1 The subject property is located in Part Lot 15 and 16, Concession
1, Former Town of Bowmanville. The property incorporates portions
of the property included in Draft Approved Plan of Subdivision 18T-
88046. The subject lands are located south of the Canadian Pacific
Railway, west of Regional Road 57, north of Baseline Road and east
of the Green Road road allowance (see attachment No. 1)
3. BACKGROUND
3.1 The rezoning application was received by the Town of Newcastle
Planning and Development Department on April 16, 1991. On May 13,
1991 Planning Staff were advised of the related Official Plan
Amendment application (OPA 91- 024/N). The application for zoning
by -law amendment undertakes two distinct tasks.
3.2 Part one of the application proposes to rezone part of the blocks
draft approved for a park (336) and school (335) site from a dual
and triple zone situation to a single zone. The multiple zoned
blocks resulted due to minor loting adjustments undertake for Draft
Approval. These block modifications took place subsequent to
Council approval of the zoning by -law amendment.
3.3 Part two of the zoning application proposes to rezone lands located
in the north -east quadrant of the plan to implement the proposed
Official Plan Amendment. The combined Official Plan Amendment and
Zoning By -law Amendment applications involve three separate parcels
within this quadrant.
i) First, abutting the west side of Regional Road 57 and bounded
internally by streets "A ", "Q" and "H" of the subdivision
plan, the applicant proposes to change the use of these lands
from the draft approved single detached dwellings, semi-
detached units totalling 34 units, and a 500 m2 convenience
commercial block, plus an additional 3000 m2 parcel, to one
large block housing a 5500 m2 proposed retail commercial
development, a low rise apartment and townhouse units both
totalling 100 units. ...3
REPORT NO.: PD- 132 -91 PAGE 3
ii) Second, abutting the west side of street "Q" the applicant
proposes to eliminate the sixteen (16) draft approved single
family dwelling units and expand the medium density block 304
(90 units) to the west limit of street "Q ", thus producing an
additional 18 medium density units over the current draft
approval.
iii) Third, between street "A" and the Canadian Pacific Railway
tracks, block 334 which was previously reserved for future
development the applicant has proposed to develop the lands
with approximately 160 apartment units and 17 townhouse units,
an increase of 177 units.
3.4 The Draft Approved Plan of subdivision proposed a total of 889
units. The combined Official Plan Amendment and Zoning By -law
Amendment application propose to increase the total unit count by
245 with a land area increase of approximately 0.3 ha. The two
plans compare as follows:
II
J
S.L11y1C.ti" II
bUHLL/ 11ILKS II
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aparzmenLs
zonal
)raft
kpproved
209
170
228
282
889
?roposed
"hanges
177
152
363
442
1134
3.5 Block 333 of the draft approved plan which is situated immediately
south of the CPR tracks and west of Regional Road 57 is illustrated
as a block reserved for future development. This 5.51 ha block has
been identified by the Ministry of Transportation and the Regional
Planning Department as a potential Go Transit station. In
consideration of the potential development of block 333, the
applicant has re- thought the land uses, in terms of their
appropriateness adjacent a potential Go Transit station, hence the
applications as described above.
4 EXISTING AND SURROUNDING USES
4.1 The existing site is currently vacant save and except the sales
pavilion associated with the first phase of the development. ...4
7 ;
REPORT NO.: PD- 132 -91 PAGE 4
4.2 Surrounding land uses are as follows:
South: vacant land and existing residential development.
East: existing residential and lands currently being developed
residentially.
North: the Canadian Pacific Railway and vacant land subject to
development applications.
West: vacant lands subject to development applications.
5 PUBLIC MEETING AND RESPONSE
5.1 Pursuant to Council's resolution of July 26, 1982 and the
requirements of the Planning Act, the appropriate signage
acknowledging the application was installed on the subject lands.
In addition the appropriate notice was mailed to each landowner
and tenant within the 120 metre prescribed distance. As of the
writing of this report, one letter of objection with regards to the
applications has been received. The concerns stemmed around the
reduction of agricultural land, excessive density and traffic
problems which will occur should the development proceed.
6 OFFICIAL PLAN POLICIES
6.1 Within the Durham Regional Official Plan the lands subject to the
applications are designated "Residential ". The predominant use of
lands designated residentially shall be for a variety of housing
styles, type and tenure.
6.2 Within the Town of Newcastle Official Plan the subject property is
designated "Low Density Residential" within neighbourhood "3B" of
the Bowmanville Major Urban Area. The neighbourhood has a
population target of 5800 people and contains symbols for medium
and high density, as well as various school and park symbols. The
applicant is proposing to introduce a "Local Central Area" symbol
to permit the development of 5500 m2 (59000 sq. ft.) of retail
commercial floor space. Symbols will be required for the
residential component associated with the proposed mixed use. In
addition the population target of 5800 people must be increased to
accommodate the additional 245 units proposed through this
development. ...5
5 '14
REPORT NO.: PD- 132 -91 PAGE 5
6.3 The proposed commercial development will require the applicant to
submit a retail market analysis to justify the need for and to
identify the effects of such proposed local central area upon the
viability of any existing central areas currently designated. A
traffic analysis will be required to identify potential traffic
hazards and congestion. In reviewing the proposed Official Plan
Amendment, the applicant must demonstrate amongst other matters
that there are no servicing capacity constraints in terms of both
hard and soft services, that the approved transportation network
can accommodate the increase in population, and that the uses
proposed are compatible with existing and draft approved
surrounding uses.
7 ZONING
7.1 The current zoning of the property subject to application is
"(H)R11f, "(H)R1 -2011, "(H)R211, "(H)C2" and "EP ". The current zoning
is generally in keeping with the draft approved plan, except for
the park and school block.
8 AGENCY COMMENTS
8.1 In accordance with departmental procedure the subject application
was circulated to a number of agencies and departments for comment.
To date comments remain outstanding from Newcastle Community
Services, Newcastle Hydro Electric, Central Lake Ontario
Conservation Authority, the Northumberland and Newcastle Public
School Board, the Peterborough Victoria Northumberland Newcastle
Separate School Board, the Regional Public Works, the Ministry of
the Environment, the Ministry of Transportation and the Canadian
Pacific Railway.
8.2 The Public Works Department have reviewed the applications and have
advised that they require a traffic study be prepared to the
satisfaction of the Director of Public Works. Other comments and
concerns noted in their review were more site specific and related
to matters of site plan design.
...6
REPORT NO.: PD- 132 -91 PAGE 6
8.3 The Newcastle Fire Department has advised that the subject site
falls within the recognized response time of Station No. 1 and that
response time will be approximately 4 to 5 minutes for full time
personnel. Ideal response in the urban area should be 3 to 4
minutes.
8.4 The Ministry of Natural Resources commented providing no objection
to the rezoning application as filed.
9 STAFF COMMENTS
9.1 As noted previously the rezoning application serves two purposes.
Firstly, it proposes to rezone the school and park blocks to a
single zone. This aspect of the application is more of a 'house
cleaning amendment', and will ensure that the zone boundaries do
not represent setback concerns for future buildings and structures.
The second aspect of the rezoning would implement the changes
associated with the proposed Official Plan Amendment.
9.2 The proposed applications have resulted from revisions contained
in the Draft Approval of 18T- 88046, which reserved block 333 in the
north -east corner of the Plan for a potential "GO transit station ".
The Region has further indicated their intentions through the
identification of a "GO Station" in this vicinity in the Regional
Official Plan Review. As a result of the possibility for a transit
site, the school boards choose to abandon block 334 (abutting to
the west) and request new locations to satisfy their needs.
9.3 The applicant believes that the revision to the Draft Approval
which allows for the possibility of a GO station require a
reconsideration of adjacent land uses on his plan. The subject
proposal is a result of this. Staff have concerns with regards to
the proposed commercial and the need for 5500 m2 of commercial
floor area in proximity to the Main Central Area and adjacent
proposals. In addition, Staff question the logic of maintaining
the convenience commercial (500 m2) on the south side of Street "H"
REPORT NO.: PD- 132 -91 PAGE 7
abutting the proposed 5500 m2 commercial. Staff will review the
various studies and supporting documentation as presented prior to
a subsequent report. The issue of increasing the number of
dwelling units and density increase will be subject to further
analysis.
10 CONCLUSION
10.1 The purpose of this report is to facilitate the Public meeting as
required by the Planning Act, to provide Committee and Council with
some background on the application submitted and for Staff to
indicate issues or area of concern regarding the subject
application. It is recommend the application be referred back to
Staff for further processing and subsequent report upon submission
of the various studies, resolution of the above issues and receipt
of all outstanding comments and required revisions.
Respectfully submitted,
(J A#,�U ,�, kJ 4,,�
Franklin Wu, M.C.I.P.
DIrector of Planning
and Development
CP *FW *cc
*Attach
10 June 1991
Recommended for presentation
to the Committee
4 W-
L e Kotseff
Chief A i istrative
Officer
Attachment No. 1 - Subject Property Location Sketch
Attachment No. 2 - Key Map
Interested parties to be notified of Council and Committee's decision:
Peter R. King
56 Alonna Street
BOWMANVILLE, Ontario L1C 3P8
Martin Road Holding Ltd.
250 Consumers Road
Suite 403
NORTH YORK, Ontario M2J 4V6
Design Plan Services Inc.
385 The West Mall
Suite 303
ETOBICOKE, Ontario M9C 1E7
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Property Location Sketch
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Attachment No. 1
Attachment No. 2
SUBJECT SITE
LOT 16 LOT 15 LOT 14
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BASELINE ROAD
KEY MAP 5Om °° 2 00 300m
Dev. 91- 019,18T -88046
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